UAE Golden Visa Expenses
The UAE 10-year Golden Visa property investor route requires qualifying real estate of at least AED 2,000,000 (approx. USD 545,000 at an indicative exchange rate). Government fees, Dubai Land Department (DLD) transfer charges, medical examinations, health insurance, and document legalisation add to the total.
Fees are set by the UAE General Directorate of Residency and Foreign Affairs (GDRFA) and the DLD, and are subject to periodic revision. My Golden Visa lawyers confirm current figures as part of the eligibility assessment.
UAE Golden Visa Costs at a Glance
Cost by Route
The UAE Golden Visa covers several eligibility routes. The qualifying threshold and fee structure differ by route, so the total cost varies significantly depending on the applicant's profile.
10-Year Golden Visa — Real Estate Investor
Qualifying real estate: at least AED 2,000,000 (approx. USD 545,000). Ready and off-plan DLD-registered properties both qualify, subject to the developer's registration status. The DLD transfer fee is approximately 4% of the purchase price, payable on registration — around AED 80,000 on a minimum-qualifying purchase. Government and Emirates ID fees for the main applicant are AED 9,734.75 (approx. USD 2,651), with AED 5,399.75 (approx. USD 1,471) per eligible dependent.
10-Year Golden Visa — Bank Deposit Route
Investors who prefer not to purchase property may place a bank deposit of AED 2,000,000 (approx. USD 545,000) in a UAE bank. This route avoids the DLD transfer fee. The capital must remain on deposit for the visa to remain valid. Government fees apply at the same rate as the property route.
10-Year Golden Visa — Skilled Professionals
Employed professionals in recognised sectors qualify without any property investment or deposit. The salary threshold is AED 30,000 per month (approx. USD 8,175), effective from August 2024. Standard government processing fees apply. This is the lowest-cost route to a 10-year UAE Golden Visa for qualifying salary earners.
5-Year Retirement Visa
Applicants who have retired may qualify with qualifying UAE real estate of at least AED 1,000,000 (approx. USD 272,000) held solely, or AED 750,000 (approx. USD 204,000) where the couple applies jointly. A financial savings threshold of AED 1,000,000 in a UAE account is an alternative qualifying route. Standard government fees apply.
2-Year Dubai Property Visa
The Dubai Land Department issues a 2-year residency visa for Dubai property owners. Since 29 April 2026, sole-owner investors face no minimum property value threshold. For joint-ownership purchases, each co-investor must hold a share of at least AED 400,000 (approx. USD 109,000). Government fees for this visa are AED 9,953 (approx. USD 2,711). The 2-year visa requires renewal and does not automatically convert to the 10-year Golden Visa.
Golden Visa holders may sponsor eligible family members under category-specific UAE rules, giving long-term residents access to UAE schools and other benefits. The Golden Visa programme is continuously evolving, with eligibility categories updated from time to time.
If you are considering a UAE Golden Visa, reviewing all relevant costs and confirming eligibility against current rules is an essential first step. Approval depends on the applicant's category, supporting documents, due diligence outcome, and the regulations in force at the time of application.
Eligibility Criteria for UAE Golden Visa
Property Investor Requirements. To be eligible for a golden visa under this category, the qualifying investment must be at least AED 2,000,000.
Entrepreneur Qualifications. You qualify for a golden visa by investing in or establishing your own business within the UAE.
Skilled Professional Requirements. A monthly salary of at least AED 30,000 in a recognised field qualifies from August 2024. Recognised sectors include IT specialists, science, engineering, healthcare, and other fields designated by the UAE authorities.
The UAE is continuously expanding its Golden Visa programme, making it more accessible to skilled individuals worldwide.
For a full breakdown of UAE golden visa requirements across all investor, entrepreneur and talent categories, see our complete programme guide.
Explore the benefits and drawbacks of the UAE investment program versus other Golden Visas
Benefits of Obtaining a UAE Golden Visa
Investing in qualifying UAE real estate can be a route to long-term residency for eligible investors, combined with the lifestyle and infrastructure benefits of Dubai and Abu Dhabi.
Long-term residency. The 10-year Golden Visa, where granted, offers a long renewal cycle for real estate investors and eligible family members included in the application.
UAE personal tax framework. The UAE does not levy personal income tax on individual salaries. VAT and corporate tax may apply in relevant circumstances. Property, rental-income, and cross-border tax treatment should be verified with a qualified tax adviser for the investor's specific situation.
Mobility within the UAE. A multi-entry visa allows Golden Visa holders to travel between the seven emirates without additional permits. The Golden Visa is a UAE residence permit and does not by itself grant a UAE passport or visa-free travel rights to third countries.
Family sponsorship. Golden Visa holders may sponsor eligible family members, subject to UAE category-specific rules and documentation. Current UAE source records distinguish spouses, sons, unmarried daughters, and parents, and sponsorship is not unlimited.
Driving licence. Golden Visa holders may sit the UAE driver's test without mandatory preliminary lessons.
Dubai's rental market is known for high yields, with average returns typically between 6 and 8% per annum
Application Process
1 day
Preliminary Due Diligence check
The applicants undergo an initial check to identify possible issues and raise the chances of obtaining a visa. The process is entirely confidential. A Certified Anti-Money Laundering Officer verifies the investor's documents.
The applicants undergo an initial check to identify possible issues and raise the chances of obtaining a visa. The process is entirely confidential. A Certified Anti-Money Laundering Officer verifies the investor's documents.
5–7 weeks
Preparing the documents and getting a short-term visa
The investor prepares all of the documents required for the application. Before submission, documents must be translated, notarised and legalised by the consulate. The applicant receives a 6-month visa to enter the UAE, view properties, pass a medical check-up, and apply for a Golden Visa.
The investor prepares all of the documents required for the application. Before submission, documents must be translated, notarised and legalised by the consulate. The applicant receives a 6-month visa to enter the UAE, view properties, pass a medical check-up, and apply for a Golden Visa.
5–6 weeks
Buying real estate
The investor selects and purchases the property, then registers ownership. The investor's physical presence in the UAE is not required for this step — a lawyer may act on their behalf.
The investor selects and purchases the property, then registers ownership. The investor's physical presence in the UAE is not required for this step — a lawyer may act on their behalf.
1–5 days
Medical check-up
The investor and their family travel to the Emirates to complete a medical examination at a UAE clinic. The check-up includes a blood test for infectious diseases and fluorography. A health certificate is issued on completion.
The investor and their family travel to the Emirates to complete a medical examination at a UAE clinic. The check-up includes a blood test for infectious diseases and fluorography. A health certificate is issued on completion.
Up to 30 days
Due Diligence and receipt of the UAE Golden Visa
The final step is to apply for the Golden Visa and submit biometrics to the General Directorate of Residency and Foreign Affairs. The due diligence procedure begins at this stage.
In most cases, application processing takes five to seven days. In some cases, additional information may be requested, and the procedure can take up to 30 days. After the application is approved, the investor and their family obtain their Golden Visas.
The final step is to apply for the Golden Visa and submit biometrics to the General Directorate of Residency and Foreign Affairs. The due diligence procedure begins at this stage.
In most cases, application processing takes five to seven days. In some cases, additional information may be requested, and the procedure can take up to 30 days. After the application is approved, the investor and their family obtain their Golden Visas.
Comparing UAE Golden Visa with Other Countries' Programmes
Several established investment migration programmes offer long-term residency in Europe. The UAE Golden Visa differs on processing speed, tax treatment, and travel access.
Portugal operates a Golden Residence Permit that remains open to qualifying investors. The programme delivers Schengen Area residency and a pathway to naturalisation after five years of qualifying residence, with the potential for EU citizenship. Qualifying thresholds are denominated in EUR. Processing timelines are generally longer than in the UAE.
Greece offers the Greece Golden Visa, which remains available to qualifying investors. The programme grants Schengen residency and a naturalisation pathway under Greek law. Thresholds in high-demand areas, including Greater Athens, were raised in 2024. Investment amounts are in EUR and confirmed at the time of consultation.
Spain suspended the property investor route of its Golden Visa programme to new applicants in January 2024. The residency pathway via real estate investment is no longer available in Spain.
UAE Golden Visa compared with European programmes. The UAE residence permit does not lead to citizenship and does not grant Schengen or EU travel access. What distinguishes it is processing speed (typically weeks to a few months for property investors), the UAE's zero personal income tax on salaries, and the lifestyle proposition of Dubai and Abu Dhabi. For investors whose primary objective is EU access or a citizenship pathway, European programmes serve a different purpose.
Investment amounts and programme conditions change. My Golden Visa lawyers confirm current figures as part of the programme comparison for each client.
UAE Golden Visa holders may sponsor eligible family members under category-specific UAE rules. Sponsorship of dependants is not unlimited and depends on the applicant's Golden Visa category, family composition, and official documentation requirements in force at the time of application.
Recent programme updates have expanded eligibility to professionals in fields such as IT and entrepreneurship, making the Golden Visa accessible to a wider range of qualified applicants.
For investors seeking long-term UAE residency with stable lifestyle infrastructure, the Golden Visa programme offers one of the more straightforward qualifying routes in the region.
Conclusion
The most direct entry point to UAE long-term residency is the 10-year Golden Visa via the property investor route: qualifying real estate of at least AED 2,000,000 (approx. USD 545,000), plus government fees of AED 9,734.75 (approx. USD 2,651) for the main applicant.
Professionals can qualify without any property investment. The salary threshold is AED 30,000 per month from August 2024. Retirees applying as a couple may qualify with property from AED 750,000 (approx. USD 204,000).
My Golden Visa lawyers carry out a complimentary eligibility assessment to identify the most suitable UAE route for your profile and family situation. Contact us to begin.
